Straight answers from Charleston deck pros on cost, timing, stain, permits and when to replace. For details by topic, see deck restoration services, deck repair or our service areas.
Answers from Charleston deck pros
How much does deck restoration cost in Charleston, SC?
Most restorations on a 400 square foot deck cost about $1,000 to $1,800 for cleaning and staining, and about $1,400 to $2,800 for a full strip, sand and refinish, before any board or railing repairs. Every estimate is written and free.
How long does a deck restoration take?
Most decks take two to four days, including drying time between cleaning and staining. Humidity and rain can add a day or two.
How often should a deck be stained in Charleston?
Every two to three years for most decks with semi-transparent stain. Decks in full sun or near the ocean may need a maintenance coat sooner.
Do I need a permit to restore my deck?
Cleaning, repairs in kind, staining and refinishing generally do not need a permit. Replacing or enlarging a deck does, and historic districts and HOAs may require design approval. We handle permits when they apply.
What areas do you serve?
Charleston and communities within about 10 miles: Downtown Charleston, West Ashley, James Island, Mount Pleasant, North Charleston, Daniel Island, Johns Island, Folly Beach, Sullivan's Island, Isle of Palms and Hanahan.
Should I restore or replace my deck?
If the frame, ledger and posts are sound, restoration or resurfacing almost always costs less and looks great. If joists or posts are soft or the ledger was never flashed, replacement is the safer choice. A free inspection answers it with photos.
Do you offer free estimates?
Yes. Deck inspections and written estimates are free, with no obligation.
What is the best stain for a Charleston deck?
For most pine decks, a penetrating oil or hybrid semi-transparent stain with strong UV protection and mildewcide. It soaks in instead of peeling and can be re-coated without stripping.
How much does deck repair cost in Charleston?
Small repairs like replacing a few boards and resetting fasteners usually cost $250 to $900. Railing replacement runs about $45 to $95 per linear foot, and rebuilding a set of stairs about $900 to $2,500, depending on height and materials.
Can you repair my deck and then stain it?
Yes. Most of our restoration jobs start with repairs, then cleaning, sanding and staining, so the new boards and old boards end up with one even finish.
Can you replace just a few deck boards?
Yes. We replace individual boards, check the joists under them, and blend the color in with cleaning and stain so the repair does not stand out.
Will new boards match my old deck?
Not right away. New wood is lighter and greener. A brightener and a pigmented stain over the whole deck brings old and new boards to one color.
How high should a deck railing be in South Carolina?
Residential guards are generally required at 36 inches where the deck is more than 30 inches above grade, with openings small enough that a 4-inch sphere cannot pass through. We build to the current code adopted by your jurisdiction.
Can you replace wood railings with aluminum?
Yes. Black or bronze aluminum rail systems are popular in Charleston because they do not rot and hold up well in salt air.
Is the deck inspection really free?
Yes. The inspection and written estimate are free, with no obligation.
How often should a deck be inspected?
Once a year is a good habit in Charleston, and after any hurricane or major storm. Decks older than 15 years benefit most.
How do I know if my deck needs replacing instead of refinishing?
If joists or posts are soft, the ledger has no flashing, or the deck moves when you walk on it, replacement is usually the safer and cheaper long-term choice. A free inspection shows you with photos.
Do I need a permit to replace a deck in Charleston?
Yes. Replacing a deck generally requires a building permit from the City of Charleston or your town or county, and some HOAs and historic districts require design approval. We handle the permit.
How much does a new deck cost in Charleston?
Roughly $40 to $65 per square foot in pressure-treated pine and $60 to $95 per square foot in composite as of October 2026, so a 400 square foot deck runs about $16,000 to $26,000 in pine or $24,000 to $38,000 in composite.
Do you handle permits and HOA approval?
Yes. We draw the plan, submit for the building permit, and prepare HOA or architectural review submittals where required.
Is composite decking worth it in Charleston?
For most homeowners who plan to stay several years, yes. It costs more up front but removes the cost of staining every two to three years and will not rot in humid weather.
Does composite decking get hot?
Darker colors can get hot in direct sun. Lighter colors and heat-mitigating composite lines stay noticeably cooler, and shade helps most.
How long does deck refinishing take?
Most decks take two to four days: one for repairs and stripping, time to dry, then sanding and staining. Humidity and rain can add a day.
Is sanding necessary?
On gray, rough or previously stained decks, yes. Sanding removes damaged wood fibers and splinters so the new stain soaks in evenly and lasts longer.
How often should I stain my deck in Charleston?
Most decks with semi-transparent stain need a maintenance coat every two to three years. Decks in full sun or near the ocean may need it sooner, and shaded decks can go longer.
How long before I can use my deck after staining?
Light foot traffic is usually fine after 24 to 48 hours. Wait 48 to 72 hours before putting furniture and rugs back.
Will power washing damage my deck?
It can if the pressure is too high. We use wood-safe cleaners and low pressure so the boards come clean without splintering or furring.
How often should a deck be cleaned in Charleston?
Once a year for most decks, or twice a year for shaded decks that grow mildew quickly.
What is deck resurfacing?
Resurfacing replaces the deck boards, and often the railings, while keeping the existing frame, posts and footings. It costs far less than a full rebuild when the frame is sound.
Can my deck be resurfaced with composite?
Usually, if the joists are in good shape and spaced at 16 inches on center or closer. We add joists or blocking where needed.
Can you repair just part of a piazza floor?
Yes. We replace the rotted sections with boards milled to match, then prime and paint the whole floor so the repair blends in.
What paint is best for a Charleston porch floor?
A quality exterior porch and floor enamel over a bonding primer, with every board end-primed. Lighter colors stay cooler in summer sun.
Do you replace pilings?
We restore decking, handrails, benches and fasteners. Piling replacement and structural marine work need a licensed marine contractor and permits, and we can refer you.
What decking is best for a dock?
Pressure-treated pine rated for ground contact is the value choice. Composite and tropical hardwoods last longer in salt water but cost more.